A map showing zoning district boundaries of this chapter entitled
"Manor Borough Zoning District Map," dated May 14, 2009, last revised,
October 11, 2012, is hereby adopted and made an integral part of this
chapter.

The Zoning District Map and the Zoning District Map List of Amendments
shall each be identified by the signature of the Council and Secretary,
and the map shall bear the seal of the Borough under the following
words; "This is to certify that this is the Zoning District Map referred
to in Article II of Ordinance No. 315, of the Borough of Manor, Westmoreland
County, Pennsylvania," together with the date of the adoption of this
chapter.

When, in accordance with the amendment provisions of this chapter,
amendments are made in district boundaries or other matter portrayed
on the Zoning District Map, such amendments shall be made on the Zoning
District Map promptly after having been approved by the Borough Council
together with an entry on the Zoning District Map List of Amendments.
Each entry shall include the date and a brief description of the nature
of the amendments. Each such entry shall also be signed by the Zoning
Officer. No amendment to this chapter which involves matter portrayed
on the Zoning District Map shall be dependent upon such amendment
and entry being made on said map.

No amendments of any nature shall be made on the Zoning District
Map or matter shown thereon except in conformity with the procedures
set forth in this chapter. Any unauthorized amendment of whatever
kind of any person or persons shall be considered a violation of this
chapter.

Regardless of the existence of purported copies of the Zoning
District Map (and this chapter) which may, from time to time, be made
in the office of the Zoning Officer, the Zoning District Map (and
this chapter) on file shall be the final authority as to the current
zoning status of land and water areas, buildings, and other structures
in the Borough.

If any parcel or parcels shall be rezoned for a specific purpose
and such parcel or parcels shall not be in compliance with such rezoning
within one year, such parcel or parcels shall revert to the original
classification. All requests for rezoning shall be approved or disapproved
by the Borough Council after a public hearing.

All land area within the Borough of Manor is hereby divided
into districts of different types, each type being of such number,
shape, kind, and area, and of such common unity of purpose and adaptability
of use, that are deemed most suitable to carry out the objectives
of this chapter.

Where the indicated boundaries on the Zoning District Map are or
are approximately lot lines, property lines, public rights-of-way,
streams, public rights-of-way or dimensions shall be construed to
be the boundaries.

Zoning district boundaries shown on the Zoning District Map within
or at a distance of 200 feet from the lines of streets, streams and
transportation (public) rights-of-way shall be deemed to follow the
centerlines of the preceding. Where zoning district boundaries are
established as 200 feet from a centerline, the 200 feet shall be the
maximum depth from the centerline allowed on abutting large lots (greater
than five acres) of greater depth. However, small lots (five or less
acres) or any lots of less depth than 300 feet from the centerline
shall be uniformly zoned. The vacation of streets or property lines
shall not affect the location of such zoning district boundaries.

When the Zoning Officer cannot definitely determine the location
of a zoning district boundary by such centerlines, by the scale or
dimensions stated on the Zoning Map, or by the fact that the boundary
clearly coincides with a property line, shown on the Zoning Map, he
shall, or the Board upon appeal shall, interpret the location of the
zoning district boundary with reference to the nearest property lines
indicated by the Westmoreland County Tax Base Maps and the scale of
the Zoning Map and the intentions and the purposes set forth in all
relevant provisions of this chapter. Large lots may be considered
for subdivision or alternate development, when specific limitations
in particular lot sections are considered.

The A-1 Agricultural — Open Space District. It is the purpose
of this district in areas where agriculture is the primary activity
or in areas where agriculture is the primary activity or in areas
where accessibility is difficult or in areas of unique natural beauty,
to conserve the existing character of such areas by providing for
low-intensity residential use and agricultural uses and to guide more
substantive land development into other more appropriate zoning districts.

The F-P Floodplain Conservative District. In the interest of the
public health, safety and welfare, the regulations of this district
are intended to protect areas of floodplain subject to and necessary
for flood waters, and to permit and encourage the retention of open
land uses which will be so located and designed to constitute a harmonious
and appropriate part of the physical development of the Borough.

The R-1 Suburban Residential District. It is the purpose of this
district to establish areas composed of residential properties of
a suburban character on lands in the Borough most logically suited
for this type of development, both physically and locationally. Requirements
for this district are designed to protect and stabilize the essential
characteristics of these areas and to promote and encourage a suitable
and safe environment for family life. The requirements are designed
to encourage the installation of public sewer facilities by permitting
a higher density of development if public facilities are provided.
More spacious lots are required if public facilities are not immediately
available.

The R-2 Village Residential District. This district is established
and specifically structured to accommodate higher density residential
uses and to regulate uses to preserve the existing character of residential
neighborhoods.

The C-1 General Commercial District. This district is established
to accommodate those retail and business activities that serve the
local community or the regional market. This district is oriented
for the convenience of both the automobile conveyed customer and the
pedestrian, and encourages the grouped type of retail sales and services
for efficiency and an attractive, pleasing environment for businessmen
and customers.

The I-1 Light Industrial District. This district is established to
contribute to the soundness of the economic base of the Borough by
permitting and encouraging industrial development to take place in
locations that will constitute a harmonious and appropriate addition
to the physical development of the Borough.

CBD Central Business District. It is the purpose of this district
to provide for the orderly development, expansion and improvement
of the Central Business District by a unified and organized arrangement
of buildings, services, uses and parking areas, together with adequate
circulation and open space, all planned and designed as an integrated
unit, in a manner so as to provide an efficient, safe, convenient,
and attractive shopping area.

OS Open Space District. It is the intent of this district to provide
for the preservation and conservation of the natural environmental
and natural resources and areas of particular value for recreational
purposes while providing for such uses and development as are compatible
with these objectives.

FPO Flood Plain Overlay District. It is the purpose of this overlay district to preserve the health, safety and welfare of the residents of the Borough and property and facilities in the Borough by applying to the properties within the underlying zoning district those provisions, standards, rules and regulations as set forth in the Borough's Floodplain Management Ordinance [Chapter 8], as existing and as amended from time to time, and as set forth in applicable state and federal laws, rules and regulations concerning floodplains, floodways and flooding.

Except as provided by law or in this chapter, in each district, no building, structure, or land shall be used or occupied except for the purposes permitted in § 27-211 and for the zoning districts so indicated.

Permitted Uses. In each zoning district permitted uses shall be according to the common meaning of the term or according to definitions given in Part 6. Conversely, uses not specifically listed or defined as included in this district shall not be permitted. This is specifically intended to prevent the encroachment of higher uses; however, and in each zoning district, a use listed as a special exception may be permitted provided the Zoning Hearing Board authorized the issuance of a zoning permit by the Zoning Officer, subject to the requirements of this chapter, and such further restrictions that said Board may establish,

Unlisted Uses. Uses not listed in this chapter may be added as permitted
uses or special exceptions through the amendment procedure provided
in § 609 of the Municipalities Planning Code, 53 P.S. § 10609.
The Zoning Hearing Board shall decide all contested questions of interpretation
and make findings on all relevant issues of fact.

Conditional Uses. Listed "conditional uses" in any district shall
be granted or denied by the Borough Council pursuant to the provisions
of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101
et seq., and pursuant to the express standards and criteria set forth
in this chapter. In granting a conditional use the Borough Council
may attach such reasonable conditions and safeguards, in addition
to those expressed in this chapter, as it may deem necessary to implement
the purposes of this chapter and the Pennsylvania Municipalities Planning
Code, 53 P.S. § 10101 et seq. A fee shall be paid to the
Borough for all applications made to the Borough Council for a conditional
use under this chapter. The fee shall be in accordance with a schedule
of fees established by resolution by the Borough Council. The fee
is payable to the Borough at the time of application and shall accompany
each application to the Borough Council.

Uses permitted by right, as special exceptions or as conditional
uses shall be subject, in addition to use regulations, to such regulations
of year, lot size, lot width, building area, provisions for off-street
parking and loading, and to such other provisions as are specified
in other Parts hereof.

In particular, the laws of the commonwealth and the regulations of
the Department of Environmental Protection regarding water supply
and waste disposal shall be adhered to. Further, no zoning permit
shall be issued until approval is obtained for water supply and sewage
disposal.

Oil and gas operations where permitted by conditional use shall be
subject, in addition to use regulations, to the applicable zoning
district regulations of yard, frontage, setbacks, lot size and area,
lot width, net building area, site capacity calculations, natural
resource protection standards, easements, provisions for off-street
parking and loading, floodplain standards, all overlay district regulations,
and to such other provisions as are specified in other provisions
of this chapter and this chapter.

Oil and gas operations permitted by conditional use shall be subject,
in addition to the provisions of this chapter, to all laws, rules
and regulations of other applicable Borough, county, state or federal
requirements and licensing laws, rules and regulations and to the
requirements of any agency having jurisdiction. These include, but
are not limited to, laws, rules and regulations concerning soil erosion
and sedimentation control, stormwater management, street and road
regulations and fire protection requirements.

Where multiple uses exist or are proposed for a single parcel, each
use must meet the required minimum net building area. Each oil and
gas operation involving a well site shall be calculated based upon
the "pad" area where the well and its attendant facilities are located,
as well as any pond, impoundment, reservoir or access road areas.

Oil and gas operations permitted by conditional use shall be subject to the applicable standards of the Borough of Manor Stormwater Management Ordinance [Chapter 23]. Where the provisions for the management of stormwater under this chapter are in conflict with the provisions of the Stormwater Management Ordinance [Chapter 23], the provisions of the Borough of Manor Stormwater Management Ordinance [Chapter 23] shall be applicable.

Oil and gas operations permitted by conditional use shall also comply with all applicable provisions of the Borough of Manor Subdivision and Land Development Ordinance [Chapter 22] and the Manor Borough Building Code [Chapter 5, Part 1].

All uses must have Department of Environmental Protection approval
for sewage disposal if a public system is not available. Uses which
do not require sewage disposal such as parking lots and tree growing,
are exempt from this requirement. Also, all developments in excess
of five acres must be submitted to the Westmoreland County Conservation
District Office for review. Developments of five lots or more shall
comply with provisions for underground electric utilities in accordance
with an order by the Pennsylvania Public Utilities Commission dated
July 8, 1970; also, the developer shall submit the proposed development
plan to the local electric utilities company for review. The following
sections contain a listing of the permitted and special exception
uses:

Residential front, side and/or rear yards and uses customarily
incidental thereto (including, but not limited to, swimming pools,
and non-wire fences) except that no structures shall be permitted.
Inclusion of floodplain lands within the residential lots in order
to meet minimum lot area or yard requirements is contingent upon complying
with the objectives and standards, and with any other pertinent Borough
regulations. If such compliance cannot be shown, the land area within
the Floodplain Conservation District shall not be calculated for purposes
of determining lot areas or yard requirements.

Front, side and/or rear yards of any other class or district,
except that an area so utilized shall not be inconsistent with the
objective and standards, or with any other pertinent municipal regulations.

The filling of marshlands, removal of topsoil or damming or
relocation of any watercourse except with the approval of the Borough
Planning Commission and the Commonwealth of Pennsylvania, Department
of Environmental Protection.

Offices or office building for administrative, executive and
professional activity, and similar activities involving the performance
or rendering of professional services, such as financial institution,
mortician, the sale of real estate and business office including the
showing of samples, sale promotion and demonstration of equipment;
provided, however, that no merchandise shall be warehoused on the
premises except for sale, exchange or delivery thereon; and, further
provided, that nothing herein preclude sale or manufacturer's
representatives from arranging for the sale of merchandise manufactured,
fabricated or warehoused at, or delivered to, locations outside of
the Central Business District.

Automatic self-service laundry and dry cleaning establishment
with certificates of approval by the public health agency having jurisdiction,
with regard to waste disposal, by the Fire Marshall, with regard to
compliance with all safety regulations.

Any use which is similar to the above and which is not primarily a highway type commercial establishment. This shall be handled as a special exception by the Zoning Hearing Board under the provisions of § 27-510.

Freestanding exterior lighting shall be of the sharp cut-off
type and shall not provide illumination in excess of one foot-candle
per square foot at the property boundary line unless otherwise approved
by the Borough Council after proof of necessity for such variance.

The conditional use must not be injurious to the use and enjoyment
of other properties in the immediate vicinity for the purposes already
permitted nor substantially diminishes or impairs property values
within the neighborhood.

Interior lot: not less than seven feet on one side, and a combination
of 16 feet on both sides; commercial uses in established business
districts may be voided of this requirement and abut the sidewalks.

Side yard depth: 7 1/2 feet on each side; however, where
an adjacent commercial building is abutting the side property line,
buildings may be extended to the property line provided that proper
firewalls are used as approved by the Borough Fire Chief.

Commercial uses may not be permitted between two residential
structures, if the residential structures are within 50 feet of the
site, unless a public hearing is held and the Board determines that
the proposed use will not be harmful to adjacent residential uses.

Side yard depth: 7 1/2 feet on each side; however, where
an adjacent commercial building is abutting the side property lien,
buildings may be extended to the property line provided that proper
firewalls are used as approved by the Borough Fire Chief.